Property score
88.7
Excellent
Overall 88.7 · Larger and newer than most nearby homes
2,299 sqft (top 9%) · Built in 2022 (85 yrs newer than avg)
Located in a high-income area with median household income of ~103k
Transit 82.0 · 1-min walk to transit with 2 nearby routes · Within 500m: 3 dining spots, 1 school, 1 shop, and 2 parks nearby
Living Area
Above average
49% larger than neighborhood avg.
Year Built
Above average
85 yrs newer than neighborhood avg.
Mother tongue
English · 85%Chinese · 1%
Past 10 years North River Heights sales snapshot (~80% of all data)
770
480k
$319/sqft
1937
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88.7 is composed by the two sections below.
Property Score
Community Score
North River Heights
How to read: Share of sales in each ~$50k price band for “north river heights” (Detached houses (non-condo), 2024). The tallest band is the mainstream budget range; multi-year view shows how that band shifts over time.
Sales-to-New-Listings
1,196
sold
1,852
new listings
Manitoba Real Estate Association March public data on New Listings and Properties Sold across Manitoba
Sold Above Asking
Majority sold above asking
68 of 104 sold above asking · Manually compiled from MLS Winnipeg sold listings, May 4 – May 10, 2026
With a Sales-to-New-Listings ratio of 64.6% and 65% of homes selling above asking price, demand is clearly outpacing supply. Buyers are competing, which is putting upward pressure on prices.
Dissemination area (DA) — Statistics Canada 2021 Census · Area: #46111048
$103K
Median household income
$117K
Average household income
4%
Low income (LIM-AT)
0.2
Income inequality (Gini)
3.1
P90 / P10 ratio
32%
Single-person households
29%
Families with children
Figures are for the census dissemination area containing this listing location; sources and margins may apply per Statistics Canada.
Rank by land area, larger = better rank
Rank by year, newer = better rank
Rank by living area, larger = better rank
Rank by assessed value, higher = better rank
Bar: fill length ≈ share of peers you outperform. Fill color reflects tier (red / blue / amber / gray). “Avg” is a rough median benchmark for comparable homes in that scope.
To see this property on a map next to nearby houses—and compare year built, living area, assessed value, and lot size in detail—open the neighbourhood analysis page.
Nearby stops, routes & transit score
Dining, education, healthcare, shopping & more
421 Cordova Street — 7 amenities found within 500 m, across 4 categories, including 3 dining (nearest 425 m), 1 education (nearest 183 m), 1 shopping (nearest 444 m).
North River Heights · WPS public data · 2026
Annual incidents
7
2026
vs. city avg
-76%
relative to avg
Year-over-year
▼ -97%
vs. prior year
Primary type
Property
57%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Top 3% | Top 1% | Top 1% |
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Bottom 2% | Bottom 5% | Bottom 30% |
Request exact sold prices and history by email
Address · Year Built · Living Area
Address · Distance
Address · Tax-Assessed Value
Property Overview: 421 Cordova Street, North River Heights, Winnipeg
Section 1: Key Characteristics & Appeal
This is a premium, modern home built in 2022, offering a rare combination of new construction in the established North River Heights neighbourhood. Its primary appeal lies in its exceptional size and high valuation relative to its surroundings. With 2,299 sqft of living space, it ranks in the top 5-9% for area both locally and city-wide, providing significantly more interior space than typical homes in the area. Its assessed value of $1.25M places it in the top 1% on its street, in North River Heights, and across Winnipeg, indicating a premium property in high demand.
The home suits buyers looking for a move-in-ready, modern property without the wait or uncertainties of new construction, set within a mature, sought-after neighbourhood. It’s ideal for those who prioritize spacious, contemporary interiors over a large yard, as the 4,155 sqft lot is notably smaller than area averages. This profile suggests a buyer seeking low-maintenance, high-quality living in a prime location, possibly downsizers from larger estates or professionals wanting modern amenities without leaving a central, prestigious area.
Section 2: Frequently Asked Questions
1. Why is the assessed value so much higher than neighbouring homes?
The value reflects the home's recent construction (2022) and its significantly larger living area. It's essentially a new, high-end home built within an older neighbourhood, which commands a premium compared to the predominantly mid-20th century homes around it.
2. How does the lot size impact the property?
The lot is smaller than most on the street and in the area. This likely means less exterior maintenance and a smaller yard, which could be a positive for some. However, it may also mean less privacy or outdoor space compared to neighbouring properties.
3. What does the recent sale history indicate?
The home sold for between $1.3M and $1.35M in October 2022, shortly after being built. Prior to that, the land sold for a much lower price in 2020. This history confirms the premium paid for the newly constructed home itself and suggests a strong initial investment in the property.
4. Is this a typical home for North River Heights?
Not in terms of age, size, or value. It is a clear outlier—a very new, very large, and highly valued property in a neighbourhood of mostly older, smaller, and more modestly valued homes. It offers a different lifestyle centred on modern interior space rather than traditional lot size.
5. Who would this property not suit?
It may not suit buyers seeking a large, traditional yard or those who prefer the character and renovation potential of an older home. The premium price for interior space over land may also not align with buyers looking for the largest possible lot in the area.
